{"id":47185,"date":"2025-12-16T01:01:00","date_gmt":"2025-12-15T23:01:00","guid":{"rendered":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/?p=47185"},"modified":"2026-01-20T18:49:33","modified_gmt":"2026-01-20T16:49:33","slug":"ny-long-island-flood-zone-price-premium","status":"publish","type":"post","link":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/","title":{"rendered":"Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0"},"content":{"rendered":"\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Key_Takeaways\"><\/span><strong>Key Takeaways:<\/strong>&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>In the last five years,&nbsp;Long Island homes in FEMA flood zones&nbsp;sold&nbsp;for a 10% higher median price than&nbsp;those&nbsp;outside&nbsp;flood zone&nbsp;risk areas.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Suffolk County showed a clear flood-zone premium of 16%, while Nassau County showed no price difference at the county level.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Of the 31 communities analyzed, 20 recorded flood-zone premiums and 10 noted discounts.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Westhampton Beach (121%) and Quogue (79%) recorded the steepest premiums.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Long Beach&nbsp;(-38%) and Nissequogue&nbsp;(-30%) showed the largest flood-zone discounts.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Across property types, flood-zone premiums reached 17% for two- to four-family homes;&nbsp;11% for single&nbsp;family homes;&nbsp;and 4% for&nbsp;condos.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Regional patterns&nbsp;also&nbsp;diverged: The South and North Fork consistently logged flood-zone premiums, while the North and South Shore showed a mix of premiums,&nbsp;parity&nbsp;and discounts.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Long_Island_Within_the_National_Context\"><\/span>Long Island Within the National Context&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Flood-Zone_Risks_vs_Home_Prices\"><\/span>Flood-Zone Risks&nbsp;vs. Home Prices&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Nationwide,&nbsp;studies have recurringly found that homes in flood&nbsp;zones&nbsp;sell at lower prices than&nbsp;similar homes&nbsp;outside&nbsp;of&nbsp;risk areas,&nbsp;but&nbsp;on Long Island,&nbsp;the setting for&nbsp;some of the most expensive real estate in the country,&nbsp;market realities conflict that expectation.&nbsp;Analyzing <a href=\"https:\/\/www.propertyshark.com\/mason\/ny\/Nassau-County\/Property-Search\">Nassau<\/a> and&nbsp;<a href=\"https:\/\/www.propertyshark.com\/mason\/ny\/Suffolk-County\/Property-Search\">Suffolk&nbsp;County<\/a>&nbsp;residential sales data from the&nbsp;last five years (2021-2025) shows that&nbsp;flood-zone home price discounts on Long Island remain&nbsp;mostly&nbsp;theoretical.&nbsp;&nbsp;<\/p>\n\n\n\n<p>In fact,&nbsp;homes in flood zones often carry&nbsp;significant premiums as flood zones overlap some of the most desirable real estate in the state and even country. Specifically,&nbsp;homes in&nbsp;Long Island\u2019s FEMA flood zones sold for $690,000&nbsp;\u2014&nbsp;a full 10% higher than those outside&nbsp;of&nbsp;risk areas.&nbsp;In Suffolk&nbsp;County&nbsp;they\u2019re&nbsp;significantly&nbsp;more expensive,&nbsp;whereas&nbsp;in Nassau&nbsp;County,&nbsp;they\u2019re&nbsp;roughly price-neutral&nbsp;at the county&nbsp;level.&nbsp;<\/p>\n\n\n\n<p><em>Zoom in and out and navigate the interactive map below for a closer look at Long Island\u2019s flood zones:<\/em>&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<iframe width='100%' height='400px' src=\"https:\/\/api.mapbox.com\/styles\/v1\/andreid20\/cmj2sejov004601qkhcfs0agl.html?title=false&#038;access_token=pk.eyJ1IjoiYW5kcmVpZDIwIiwiYSI6ImNqbzVkbHJoMjA4aHIzcnBxZ24yM3cwd2oifQ.fHabZqIAuYw37Z-OTgqiKA&#038;zoomwheel=false#9.22\/40.7183\/-73.6208%22 title=\"NY_Nassau_Suffolk_FEMA\" style=\"border:none;\"><\/iframe>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"566\" height=\"82\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Legenda1.png\" alt=\"\" class=\"wp-image-47234\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Legenda1.png 566w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Legenda1.png?resize=300,43 300w\" sizes=\"auto, (max-width: 566px) 100vw, 566px\" \/><\/figure>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>Moreover, sales data shows waterfront premiums overriding flood-risk discounts at the community level,&nbsp;as well: Of the 31 towns, villages and hamlets analyzed, only 10 showed lower prices in flood zones and those,&nbsp;too,&nbsp;ranged between -1% to -38% compared to homes outside&nbsp;of&nbsp;risk areas.&nbsp;Another&nbsp;20 communities charged premiums as high as 121% for homes&nbsp;located&nbsp;in flood zones.&nbsp;<\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Long_Island_Summary\"><\/span>Long Island Summary&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Long_Island_Flood_Zone_Premiums_Even_Across_Property_Types\"><\/span>Long Island&nbsp;Flood Zone Premiums, Even&nbsp;Across Property Types&nbsp;&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Contrary to broader national patterns, transaction data from&nbsp;the&nbsp;last five years reveals&nbsp;no uniform discount for Long Island homes in FEMA-designated flood zones. On the contrary,&nbsp;regionwide flood-zone properties post higher median sale prices than&nbsp;homes that&nbsp;aren\u2019t&nbsp;in&nbsp;flood&nbsp;zones \u2014 a&nbsp;significant&nbsp;deviation&nbsp;from conventional assumptions.&nbsp;<\/p>\n\n\n\n<p>Instead, across all property types, flood-zone homes on Long Island recorded a 10% higher median sale price than&nbsp;those that&nbsp;aren\u2019t&nbsp;located&nbsp;in a&nbsp;flood zone.&nbsp;Notably, flood-zone homes&nbsp;accounted for 7% of all&nbsp;Long Island&nbsp;residential sales&nbsp;over the past five years.&nbsp;When broken down by property type, two- to four-family homes were the clear frontrunners&nbsp;with a 17% premium in flood zones. They were&nbsp;followed by single family homes with an 11% premium and condominiums at a 4% premium.&nbsp;&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<div style=\"min-height:373px\" id=\"datawrapper-vis-2Zm3R\"><script type=\"text\/javascript\" defer src=https:\/\/datawrapper.dwcdn.net\/2Zm3R\/embed.js charset=\"utf-8\" data-target=\"#datawrapper-vis-2Zm3R\"><\/script><noscript><img src=https:\/\/datawrapper.dwcdn.net\/2Zm3R\/full.png alt=\"Long Island\u2019s 2-4 Family Homes Carry Highest Flood Zone Premium (Grouped Bars)\" \/><\/noscript><\/div>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>These figures&nbsp;highlight&nbsp;that,&nbsp;in many cases, flood-zone status on Long Island overlaps with the most desirable coastal and waterfront real estate, rather than functioning as a&nbsp;drag on&nbsp;value. That said, these aggregate trends mask a significant local variation in how flood-zone designations&nbsp;influence&nbsp;home prices&nbsp;\u2014&nbsp;and&nbsp;county- and town-level results&nbsp;vary&nbsp;sharply.&nbsp;&nbsp;<\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Community_Deep_Dives\"><\/span>Community Deep Dives&nbsp;&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Flood-Zone_Pricing_Extremes_Premiums_vs_Discounts_by_Submarket\"><\/span>Flood-Zone Pricing Extremes:&nbsp;Premiums vs. Discounts by Submarket&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Community-level analysis of 2021-2025 sales data highlights the same duality of the flood-zone effect: In some locations, flood-zone designations coincide with luxury waterfront housing and high premiums, while in others, they align with more modest housing and clear discounts.&nbsp;&nbsp;<\/p>\n\n\n\n<p>For instance, in several Suffolk County towns, flood-zone parcels are synonymous with high-amenity coastal housing and the market prices them accordingly. The most pronounced example is Westhampton Beach, where flood-zone homes&nbsp;(with a&nbsp;$2.65 million&nbsp;median)&nbsp;sell at more than double&nbsp;the price of their&nbsp;counterparts&nbsp;that&nbsp;aren\u2019t&nbsp;in flood&nbsp;zones&nbsp;($1.2 million&nbsp;median),&nbsp;with the former&nbsp;reaching a&nbsp;121%&nbsp;premium.&nbsp;&nbsp;<\/p>\n\n\n\n<p>The same dynamic appears&nbsp;in Quogue,&nbsp;one of the most expensive real estate markets in the country,&nbsp;home to&nbsp;<a href=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/most-expensive-zip-codes-in-the-us\/\" target=\"_blank\" rel=\"noreferrer noopener\">the #46 most expensive zip code in the U.S.<\/a>&nbsp;Here, flood-zone homes sold at $3.5 million&nbsp;\u2014&nbsp;79% higher than the $1.95 million charged outside&nbsp;of&nbsp;risk areas. Notably, more than&nbsp;one-quarter of Quogue and&nbsp;one-third of&nbsp;Westhampton Beach&nbsp;home sales took place in FEMA flood zones.&nbsp;&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<div style=\"min-height:264px\" id=\"datawrapper-vis-IoGRZ\"><script type=\"text\/javascript\" defer src=https:\/\/datawrapper.dwcdn.net\/IoGRZ\/embed.js charset=\"utf-8\" data-target=\"#datawrapper-vis-IoGRZ\"><\/script><noscript><img src=https:\/\/datawrapper.dwcdn.net\/IoGRZ\/full.png alt=\"Six Long Island Towns Carry 50% and Higher Flood Zone Premiums (Split Bars)\" \/><\/noscript><\/div>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>Likewise, in four other communities, flood-zone homes sold for at least 50% more than homes outside&nbsp;of&nbsp;risk areas.&nbsp;To that end, in more modestly priced <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/riverhead\">Riverhead<\/a> and Islip, homes in flood-exposed&nbsp;areas&nbsp;fetched 58% and 52% more,&nbsp;respectively, to&nbsp;approach&nbsp;$800,000+ pricing territory,&nbsp;as opposed to the $500,000 range&nbsp;that&nbsp;homes outside&nbsp;of&nbsp;flood zones sold for.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Meanwhile,&nbsp;in <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/huntington\">Huntington<\/a> and <a href=\"https:\/\/www.propertyshark.com\/recently-sold-homes\/ny\/nassau-county\/glen-cove\">Glen Cove<\/a>, homes outside&nbsp;of&nbsp;flood zones sold in the $700,000-range, but those&nbsp;located&nbsp;in risk-prone areas charged premiums of 57% and 51%, respectively, pushing their waterfront stocks\u2019 medians north of $1 million.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Crucially, in these four locations, flood-zone homes accounted for,&nbsp;at most,&nbsp;3% of sales. This&nbsp;reinforces&nbsp;that,&nbsp;in&nbsp;these towns, flood-zone&nbsp;designations&nbsp;align closely with premium waterfront housing stock, meaning that the FEMA-designated areas reflect locational desirability more&nbsp;so&nbsp;than&nbsp;the potential&nbsp;risk&nbsp;perceived by market forces. Here, flood exposure is secondary to product quality and proximity to the shoreline.&nbsp;<\/p>\n\n\n\n<p>At&nbsp;the other&nbsp;end&nbsp;of the spectrum are towns where flood-zone properties command material discounts&nbsp;relative&nbsp;to&nbsp;those that&nbsp;aren\u2019t&nbsp;in&nbsp;flood&nbsp;zones.&nbsp;Namely, towns such as <a href=\"https:\/\/www.propertyshark.com\/recently-sold-homes\/ny\/nassau-county\/long-beach\">Long Beach<\/a>, Nissequogue, <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/brookhaven\">Brookhaven<\/a>, Bayville, East Rockaway and Hewlett Harbor present a countervailing dynamic: Flood-zone homes show&nbsp;significant&nbsp;price discounts, going as far&nbsp;-38% in Long Beach.&nbsp;&nbsp;<\/p>\n\n\n\n<p>More precisely, in Long Beach, homes in flood zones sold at a median $749,000&nbsp;in&nbsp;the&nbsp;last five years and accounted for a whopping 98% of sales&nbsp;as&nbsp;the vast majority of&nbsp;the city&nbsp;is&nbsp;located&nbsp;in&nbsp;a flood zone and&nbsp;was&nbsp;heavily&nbsp;impacted&nbsp;by Hurricane Sandy.&nbsp;For comparison,&nbsp;Long Beach homes outside&nbsp;of&nbsp;risk areas changed&nbsp;hands at a $1.21 million median sale price&nbsp;during&nbsp;the same period,&nbsp;clearly carrying&nbsp;a higher desirability.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Similarly, in Nissequogue, homes outside&nbsp;of&nbsp;flood zones sold for&nbsp;more than&nbsp;$1 million,&nbsp;whereas&nbsp;those in FEMA-designated risk areas traded with a 30% discount at $800,000.&nbsp;It\u2019s&nbsp;worth mentioning here that&nbsp;flood-zone units represented only 8% of the local stock.&nbsp;<\/p>\n\n\n\n<p>Otherwise, in Brookhaven&nbsp;(the cheapest market among the 31 communities analyzed), flood-zone homes sold for $385,000&nbsp;in&nbsp;the&nbsp;last five years.&nbsp;That\u2019s&nbsp;18% less than those outside&nbsp;of&nbsp;flood&nbsp;plains, which&nbsp;traded for $470,000.&nbsp;&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<iframe title=\"6 Towns with steepest discounts\" aria-label=\"Split Bars\" id=\"datawrapper-chart-HZMJZ\" src=https:\/\/datawrapper.dwcdn.net\/HZMJZ\/4\/ scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"264\" data-external=\"1\"><\/iframe><script type=\"text\/javascript\">window.addEventListener(\"message\",function(a){if(void 0!==a.data[\"datawrapper-height\"]){var e=document.querySelectorAll(\"iframe\");for(var t in a.data[\"datawrapper-height\"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data[\"datawrapper-height\"][t]+\"px\";r.style.height=d}}});<\/script>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>Along the same lines, flood-zone homes in Bayville also&nbsp;sold for&nbsp;18% lower than those outside&nbsp;of&nbsp;FEMA risk areas, closely followed by East Rockaway\u2019s 17% discount.&nbsp;In this case, the two communities showed marked similarities in pricing \u2014 community-level home prices stood at $680,000 and $670,000,&nbsp;respectively \u2014 and stock mix,&nbsp;with flood-zone sales accounting for 40% and 42% of sales, respectively.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Hewlett Harbor featured the next-steepest flood-zone discount at -16% for a $275,000&nbsp;price difference. Notably, of the 10 locations where flood-zone homes&nbsp;exhibit&nbsp;discounts, Hewlett Harbor was the only community where these homes had&nbsp;a median sale price north of $1 million.&nbsp;<\/p>\n\n\n\n<p>Generally,&nbsp;the&nbsp;parcels mapped into FEMA flood zones&nbsp;in these markets&nbsp;tend to&nbsp;represent&nbsp;either lower-priced housing stock, submarkets&nbsp;with less direct amenity value associated with their flood-zone locations&nbsp;or&nbsp;areas where buyers price risk more heavily.&nbsp;&nbsp;<\/p>\n\n\n\n<p>The juxtaposition of these two groups&nbsp;\u2014&nbsp;premium,&nbsp;coastal zones and discounted,&nbsp;risk-sensitive zones&nbsp;\u2014&nbsp;further highlights&nbsp;that flood-zone designation is not a monolithic market factor&nbsp;on&nbsp;Long&nbsp;Island.&nbsp;Rather, it acts as a magnifier of underlying spatial,&nbsp;stock&nbsp;and socioeconomic distinctions, making localized interpretation essential.&nbsp;<\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Suffolk_County_South_Fork_South_Shore\"><\/span>Suffolk&nbsp;County, South Fork &amp; South Shore&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Clear_Flood_Zone_Premium_Across_the_Board\"><\/span>Clear&nbsp;Flood&nbsp;Zone&nbsp;Premium Across the Board&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>In Suffolk County,&nbsp;FEMA&nbsp;flood-zone homes consistently&nbsp;sold&nbsp;at a significant&nbsp;16%&nbsp;premium&nbsp;compared&nbsp;to units outside of risk areas, trading for a&nbsp;median&nbsp;$654,000 versus a median of $565,000.&nbsp;This suggests&nbsp;that flood-zone designation is strongly correlated with high-demand coastal&nbsp;and&nbsp;waterfront markets, where buyers are willing to pay more despite or because of the water\u2019s&nbsp;proximity.&nbsp;<\/p>\n\n\n\n<p>What\u2019s&nbsp;more, of the 18 Suffolk County communities analyzed, only three featured lower home prices in flood zones. The majority&nbsp;actually charged&nbsp;double-digit premiums for homes in&nbsp;risk&nbsp;areas, led by Westhampton Beach\u2019s 121% premium.&nbsp;&nbsp;<\/p>\n\n\n\n<p>In short, in Suffolk County, FEMA flood-zone status&nbsp;carries different economic implications than&nbsp;it does&nbsp;in many other U.S. regions:&nbsp;Rather than depress value, it&nbsp;appears to identify&nbsp;higher-end waterfront housing that&nbsp;retains&nbsp;strong buyer demand.&nbsp;For single family homes,&nbsp;it\u2019s&nbsp;15%, and for two- to&nbsp;four-family&nbsp;units,&nbsp;it\u2019s&nbsp;a 20% premium.&nbsp;&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<div style=\"min-height:373px\" id=\"datawrapper-vis-QR5qQ\"><script type=\"text\/javascript\" defer src=https:\/\/datawrapper.dwcdn.net\/QR5qQ\/embed.js charset=\"utf-8\" data-target=\"#datawrapper-vis-QR5qQ\"><\/script><noscript><img src=https:\/\/datawrapper.dwcdn.net\/QR5qQ\/full.png alt=\"Hamptons Effect: 20% Flood Zone Premium for Suffolk\u2019s 2-4 Family Homes (Grouped Bars)\" \/><\/noscript><\/div>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>Granted, much of Suffolk&nbsp;County\u2019s coastal inventory is inherently high-value, and many of the properties that fall within FEMA flood zones overlap with these premium waterfront segments. Consequently, flood-zone designation in Suffolk does not signal devaluation.&nbsp;Instead, it often coincides with some of the county\u2019s most desirable and expensive real estate. After all, it is the home of the Hamptons, too.&nbsp;<\/p>\n\n\n\n<p>In particular, the South Fork carries the highest absolute price points on Long Island and a cluster of pronounced flood-zone premiums. In addition to Quogue and Westhampton Beach, towns such as <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/east-hampton\">East Hampton<\/a>, <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/southampton\">Southampton<\/a>, Sag Harbor and Sagaponack all posted sizeable positive gaps, typically in the 25% to 40% range. Across this region, flood-zone medians consistently sit above non-flood medians \u2014 and often at the very top of the island\u2019s price distribution.&nbsp;<\/p>\n\n\n\n<p>These are also&nbsp;among&nbsp;the priciest&nbsp;areas&nbsp;in the country: In 2025, Sagaponack was home to the #3 most expensive zip code in the&nbsp;U.S.; Quogue ranked #46; and Sag Harbor and Southampton stood at #90 and #91, respectively. Unsurprisingly, Sagaponack&nbsp;was&nbsp;also&nbsp;the most expensive community in this study. Here, homes that&nbsp;aren\u2019t&nbsp;in flood zones sold for a&nbsp;median&nbsp;$7.6 million, while those in risk areas (and the coveted waterfront) traded at a $10 million median sale price.&nbsp;&nbsp;<\/p>\n\n\n\n<p>On the North Fork, the pattern was consistently positive. Beyond Riverhead\u2019s strong increase, Southold and Shelter Island both show substantial uplifts with flood-zone medians&nbsp;roughly 30%&nbsp;to 40% higher than non-flood medians. All three North Fork communities in this analysis combine positive differentials with&nbsp;relatively high&nbsp;price levels, positioning them on the premium side.&nbsp;<\/p>\n\n\n\n<p>Meanwhile, along the South Shore, Islip dominated with a 52% flood-zone&nbsp;premium,&nbsp;while Amityville, <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/suffolk\/lindenhurst\">Lindenhurst<\/a> and Babylon registered positive gaps around the mid-teens and mid-single digits, respectively, with flood-zone medians slightly above non-flood levels.&nbsp;Notably, South Shore communities where flood zones came with price discounts&nbsp;were typically located in Nassau County.<\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Nassau_County_North_Shore_North_Fork\"><\/span>Nassau County, North Shore &amp; North Fork&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Net_Neutrality_Local_Divergence_in_Pricing\"><\/span>Net Neutrality, Local Divergence&nbsp;in Pricing&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>FEMA&nbsp;flood-zone&nbsp;classification&nbsp;appears to carry&nbsp;no net-price penalty or premium&nbsp;at the county level&nbsp;in&nbsp;Nassau, where&nbsp;homes sell at a $700,000 median sale price regardless of flood-zone status. This neutrality reflects a balance between towns where flood-zone parcels overlap with valuable coastal real estate&nbsp;\u2014&nbsp;thereby&nbsp;driving premiums&nbsp;\u2014&nbsp;and towns where flood-zone parcels correspond to lower-value, more modest housing stock,&nbsp;thereby&nbsp;encouraging discounts.&nbsp;<\/p>\n\n\n\n<p>Overall, Nassau County accounted for 13 of the 31 communities analyzed, seven of which displayed the price-decreasing power of flood-zone designations. Nassau&nbsp;County&nbsp;also provided the one community where no true price difference exists between the two categories: In Freeport, the price difference was less than $1,500, a negligible amount.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Similarly, Nassau County\u2019s&nbsp;single family&nbsp;homes displayed no price differential. And,&nbsp;while two- to four-family homes&nbsp;sold for&nbsp;9% more in flood zones,&nbsp;condos&nbsp;in FEMA-designated flood zones carried a 22% price cut.&nbsp;&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<div style=\"min-height:373px\" id=\"datawrapper-vis-s5RJS\"><script type=\"text\/javascript\" defer src=https:\/\/datawrapper.dwcdn.net\/s5RJS\/embed.js charset=\"utf-8\" data-target=\"#datawrapper-vis-s5RJS\"><\/script><noscript><img src=https:\/\/datawrapper.dwcdn.net\/s5RJS\/full.png alt=\"County-Level Price Neutrality Masks Property Type Pricing Divide (Grouped Bars)\" \/><\/noscript><\/div>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p>In terms of regional differences, it\u2019s notable that the South Fork communities where flood zone home prices were lower than outside risk areas tended to&nbsp;be&nbsp;located in&nbsp;Nassau County.&nbsp;Cedarhurst&nbsp;(-15%), Hewlett Harbor&nbsp;(-16%), and East Rockaway&nbsp;(-17%)&nbsp;posted double-digit discounts, while <a href=\"https:\/\/www.propertyshark.com\/mason\/market-trends\/residential\/ny\/nassau\/valley-stream\">Valley Stream<\/a>&nbsp;(-1%)&nbsp;and Patchogue&nbsp;(-3%)&nbsp;sat near the center with price differences within just a few percentage points of parity.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Finally, on the North Shore,&nbsp;large premiums and clear discounts sat side by side. The strongest flood-zone premiums were in Huntington&nbsp;(57%)&nbsp;and Glen Cove&nbsp;(51%)&nbsp;and the steepest discounts in Bayville&nbsp;(-18%)&nbsp;and Nissequogue&nbsp;(-30%). Between them, and&nbsp;occupying the narrow-difference middle,&nbsp;sat&nbsp;towns like Oyster Bay with its near-negligible 1% premium,&nbsp;Asharoken\u2019s&nbsp;7% extra and North Hempstead\u2019s 9% discount.&nbsp;<\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Conclusions\"><\/span>Conclusions&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Long_Island_Flood_Zone_Pricing_A_Patchwork_of_Local_Outcomes\"><\/span>Long Island Flood Zone Pricing:&nbsp;A Patchwork of Local Outcomes&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Taken together, the last five years of sales data&nbsp;shows&nbsp;that flood&nbsp;zone pricing on Long Island is shaped far more by local characteristics than by any single directional trend. Islandwide, flood-zone homes sold at higher medians, but the underlying picture is defined by uneven patterns across counties,&nbsp;regions&nbsp;and individual communities.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Suffolk County&nbsp;concentrated&nbsp;many of the strongest premiums, while Nassau County balanced areas where flood-zone parcels aligned with high-value coastal housing against others where they reflected more modest stock and clear discounts. At the community level, the range extended from triple-digit premiums in markets dominated by high-amenity waterfront homes to double-digit discounts in places where buyers priced risk or product mix differently.&nbsp;&nbsp;<\/p>\n\n\n\n<p>In effect, flood-zone status on Long Island functions less as a universal market penalty or advantage and more as a marker that amplifies each area\u2019s existing housing profile, producing outcomes that vary widely from town to town.&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<h5 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Full_data_table\"><\/span>Full data table&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h5>\n\n\n\n<p><\/p>\n\n\n\n<p><strong><em>Explore the interactive table below for a quick overview of&nbsp;price differences between Long Island\u2019s&nbsp;flood-zone homes and those outside of risk areas:<\/em><\/strong>&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<iframe title=\"\" aria-label=\"Table\" id=\"datawrapper-chart-aN1Pk\" src=\"https:\/\/datawrapper.dwcdn.net\/aN1Pk\/2\/\" scrolling=\"no\" frameborder=\"0\" style=\"width: 0; min-width: 100% !important; border: none;\" height=\"732\" data-external=\"1\"><\/iframe><script type=\"text\/javascript\">window.addEventListener(\"message\",function(a){if(void 0!==a.data[\"datawrapper-height\"]){var e=document.querySelectorAll(\"iframe\");for(var t in a.data[\"datawrapper-height\"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data[\"datawrapper-height\"][t]+\"px\";r.style.height=d}}});<\/script>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<p><strong>Methodology&nbsp;<\/strong><\/p>\n\n\n\n<p>To&nbsp;determine&nbsp;the&nbsp;home price differences between homes in flood zones and homes outside of FEMA-designated risk areas,&nbsp;we looked at registered residential transactions&nbsp;in Nassau and Suffolk counties that&nbsp;closed between January 1, 2021, and&nbsp;November&nbsp;30, 2025&nbsp;<\/p>\n\n\n\n<p>We&nbsp;took into account&nbsp;sales of condos, single family homes and two- to four-family homes&nbsp;but excluded all multi-parcel deals.&nbsp;Median sale prices were rounded&nbsp;to the nearest $1,000.&nbsp;<\/p>\n\n\n\n<p>For&nbsp;an accurate&nbsp;representation&nbsp;of on-the-ground dynamics, median sale price differences between flood zones and&nbsp;areas outside flood zones&nbsp;were calculated only for communities&nbsp;where both categories had at least&nbsp;10&nbsp;sales each.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Flood&nbsp;zones were&nbsp;identified&nbsp;and demarcated&nbsp;in accordance with&nbsp;Special Flood Hazard Areas&nbsp;(SFHA)&nbsp;defined&nbsp;by&nbsp;<a href=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/fema-flood-maps\/\" target=\"_blank\" rel=\"noreferrer noopener\">FEMA&nbsp;maps<\/a>. Of the SFHA zones&nbsp;defined by FEMA, the following classes were included:&nbsp;A, AO, AH, A1-30, AE, A99, AR, AR\/A1-30, AR\/AE, AR\/AO, AR\/AH, AR\/A, VO, V1-30, VE and V.&nbsp;<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"FAQs\"><\/span>FAQs&nbsp;<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p><strong>1. Do homes in FEMA flood zones on Long Island sell for less than those outside flood-risk areas?<\/strong><\/p>\n\n\n\n<p>No \u2014 over the past five years, homes in FEMA-designated flood zones on Long Island actually sold for a median price about 10% higher than homes outside flood-risk areas.<\/p>\n\n\n\n<p><strong>2. Is the flood-zone price impact the same in Nassau and Suffolk Counties?<\/strong>&nbsp;<\/p>\n\n\n\n<p>No. Suffolk County showed a clear price premium (about 16% higher for homes in flood zones), whereas Nassau County\u2019s overall data showed no significant difference at the county level.&nbsp;<\/p>\n\n\n\n<p><strong>3. Which communities have the highest flood-zone premiums?<\/strong><\/p>\n\n\n\n<p>Westhampton Beach (121%) and Quogue (79%) recorded the steepest premiums, meaning homes in flood zones there sold for significantly more than comparable non-flood-zone homes.<\/p>\n\n\n\n<p><strong>4. How do flood-zone premiums vary by property type on Long Island?<\/strong><\/p>\n\n\n\n<p>Premiums are strongest for two- to four-family homes (17%), followed by single-family homes (11%), and condos (4%), showing that some property types maintain higher relative values even within flood zones.<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Fair_Use_Redistribution\"><\/span>Fair Use &amp; Redistribution<span class=\"ez-toc-section-end\"><\/span><\/h4>\n\n\n\n<p>We encourage and freely grant permission to reuse and repost the information, analysis, charts, tables and images included on this page. When doing so, we only ask that you link back to this page or PropertyShark.com as the official source.<\/p>\n\n\n\n<div style=\"height:6px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p><\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"About_PropertyShark\"><\/span>About PropertyShark<span class=\"ez-toc-section-end\"><\/span><\/h4>\n\n\n\n<p><a href=\"https:\/\/www.propertyshark.com\/mason\/\" target=\"_blank\" rel=\"noreferrer noopener\">PropertyShark<\/a> is an online real estate database and property research tool that provides building details, ownership information, comparable sales, and foreclosure data. Founded in 2003, PropertyShark serves real estate professionals and consumers in New York and other major U.S. markets.<\/p>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Homes in flood zones often loose value, but on Long Island, home to some of the most expensive waterfront in the country, the picture is far more complex. <\/p>\n","protected":false},"author":49,"featured_media":47186,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[8245,328,11186],"tags":[11183],"class_list":["post-47185","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-market-studies","category-new-york-real-estate","category-new-york-residential-real-estate","tag-market-study"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v23.4 (Yoast SEO v24.6) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0 - PropertyShark Real Estate Blog<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0\" \/>\n<meta property=\"og:description\" content=\"Homes in flood zones often loose value, but on Long Island, home to some of the most expensive waterfront in the country, the picture is far more complex.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/\" \/>\n<meta property=\"og:site_name\" content=\"PropertyShark Real Estate Blog\" \/>\n<meta property=\"article:published_time\" content=\"2025-12-15T23:01:00+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-01-20T16:49:33+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Featured-960x640-12.15_2.png\" \/>\n\t<meta property=\"og:image:width\" content=\"960\" \/>\n\t<meta property=\"og:image:height\" content=\"640\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" \/>\n<meta name=\"author\" content=\"Eliza Theiss\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Eliza Theiss\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"2 minutes\" \/>\n<!-- \/ Yoast SEO Premium plugin. -->","yoast_head_json":{"title":"Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0 - PropertyShark Real Estate Blog","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/","og_locale":"en_US","og_type":"article","og_title":"Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0","og_description":"Homes in flood zones often loose value, but on Long Island, home to some of the most expensive waterfront in the country, the picture is far more complex.","og_url":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/","og_site_name":"PropertyShark Real Estate Blog","article_published_time":"2025-12-15T23:01:00+00:00","article_modified_time":"2026-01-20T16:49:33+00:00","og_image":[{"width":960,"height":640,"url":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Featured-960x640-12.15_2.png","type":"image\/png"}],"author":"Eliza Theiss","twitter_card":"summary_large_image","twitter_misc":{"Written by":"Eliza Theiss","Est. reading time":"2 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"WebPage","@id":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/","url":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2025\/12\/16\/ny-long-island-flood-zone-price-premium\/","name":"Coastal Appeal\u00a0Outweighs Flood Risk:\u00a05-Year Analysis Shows 10% Price Premium for Long Island Flood-Zone Homes\u00a0 - 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Her work has been cited by CBS News, Curbed, The Los Angeles Times, and Forbes among others. With an academic background in journalism, Eliza has been covering real estate since 2012. Before joining PropertyShark, Eliza was an associate editor at Multi-Housing News and Commercial Property Executive. She has also contributed extensively to CommercialEdge. Reach her at eliza.theiss@yardi.com","url":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/author\/eliza\/"}]}},"jetpack_featured_media_url":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2025\/12\/Featured-960x640-12.15_2.png","jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/posts\/47185","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/users\/49"}],"replies":[{"embeddable":true,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/comments?post=47185"}],"version-history":[{"count":10,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/posts\/47185\/revisions"}],"predecessor-version":[{"id":47369,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/posts\/47185\/revisions\/47369"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/media\/47186"}],"wp:attachment":[{"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/media?parent=47185"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/categories?post=47185"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-json\/wp\/v2\/tags?post=47185"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}